Design and access statement
A design and access statement is a short document sent with some planning applications. It explains the thinking behind your design and how people will get to and into the building. Many householder applications do not need one, but larger schemes, listed building consent and some projects in conservation areas do.
This guide covers the rules in England. See Wales, Scotland and Northern Ireland.
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When you need one in England
Government guidance published through the Planning Portal says a design and access statement is required for major development, whether the application is full or outline. It is also required for listed building consent applications, and for some smaller applications in conservation areas and World Heritage Sites.
Many small projects are exempt. For example, councils such as Camden list alterations to a single house or flat outside a conservation area, changes of use with no external alterations, and some gates, fences and walls among the things that do not need one. Because the detail varies, check your own council’s validation checklist, or ask your architect or planning consultant, before you submit.
What it should cover
- The design principles and concepts behind the proposal, and how the surroundings influenced the design
- The layout, scale and appearance, including materials, and how the new building or extension relates to its neighbours
- Access: how people, including disabled people, will reach and move around the site and building, and how vehicle access and public transport links have been considered
- How relevant policies in the council’s Local Plan were taken into account
- For work on a listed building, how the building’s historical and architectural importance and its setting were considered. This often overlaps with a heritage statement
How long should it be?
The Planning Portal says the level of detail should match the complexity of the application and that the statement should be brief. A straightforward application may need only a single page, supported by photographs, maps and drawings. A large scheme will need considerably more.
How it differs from other planning reports
A design and access statement describes and justifies the design. It is not a technical survey. Other reports answer specific questions, for example a heritage statement for the effect on a historic building or area, a flood risk assessment for flooding, or a topographical survey for the shape of the land. Your council’s validation list says which of these it expects alongside the statement.
In Wales, Scotland and Northern Ireland
This guide describes the rules in England. Building regulations are devolved, so here is how design and access statement works in the rest of the UK.
Wales has its own rules and Welsh Government guidance on design and access statements, which differ from England’s. Check the guidance on gov.wales and your council’s requirements.
Scotland’s planning system has its own requirements for design information that differ from England’s. Check with your planning authority.
Northern Ireland has its own planning rules for design information. Check with your council.
Common questions
Do I need a design and access statement for a house extension?
Often not. Alterations to a single house outside a conservation area are commonly exempt, but a conservation area, a listed building or your council’s own local list can change that. Check the council’s validation checklist.
Do I need one for listed building consent?
Yes. The Planning Portal says listed building consent applications need a design and access statement.
Who writes it?
Usually the architect or planning consultant preparing your application, because it draws on the drawings. You can write a short one yourself for a simple scheme, but a professional will know what your council expects.
How long does it need to be?
As short as the project allows. A simple application may need only a page; a major scheme needs more. Councils want it proportionate, not padded.
What happens if I leave it out when it is required?
The council can treat the application as invalid and ask for it before it starts to consider the proposal, which delays the decision.
Is it the same as a planning statement?
No. A planning statement argues how the proposal meets planning policy. A design and access statement explains the design and access. Some consultants combine the two in one document where the council allows it.
How much does it cost?
Prices depend on the size of the scheme and who writes it. For smaller projects it is often included in the architect’s or planning consultant’s fee, so ask for it to be itemised when you compare quotes.
Sources
The rules and dates in this guide were checked against these pages on 21 October 2026. They are independent of us and may change, so check the current version before you rely on it.
- What is a design and access statement? (Planning Portal)
- Design and access statements (Camden Council)
- Design and access statements in Wales (Welsh Government)
New to the jargon? See our glossary of terms, from air permeability to TrustMark.